Bylaw 15317
January 18, 2010
To establish a Direct Development Control Provision to accommodate a Park & Ride Facility, accessory to a Transit Terminal, with controls and regulations designed to generate quality development through the use of urban design regulations.
In order to achieve the General Purpose of this Direct Control Provision, objectives and related design guidelines for the comprehensive development of the site are provided, in addition to development regulations. The Development Officer shall have regard for these objectives and design guidelines in order to ensure that the development will be of high quality and integrates with the surrounding neighbourhood. Notwithstanding any of these objectives or design guidelines, the development criteria and the appendices to this Provision shall take precedence.
Lot 1, Block 95, Plan 0828915, containing 2.3 ha, more or less; located immediately north of 157 Avenue, south of 160 Avenue, east of 97 Street and west of 95 Street, Eaux Claires, shown on Schedule ”A” of the Bylaw adopting this Provision.
Accessory vehicular parking for a Minor Impact Utility Service
Fascia On-premises Signs
Freestanding On-premises Signs, limited to project identification and building construction
identification
Temporary On-premises Signs
Provision of landscaping on the site shall exceed the standards of Section 55.6.a of the Zoning Bylaw by 10%, to the satisfaction of the Development Officer.
Landscaping, both hard and soft, shall be used to tie developments together in this precinct.
Open space should feature high quality landscape architecture intended to make spaces comfortable and enjoyable including such features as trees and street furniture.
Landscaping should be used to highlight major circulation patterns, pedestrian pathways and the overall development.
Significant site landscaping is encouraged to soften the parking lot area. This landscaping treatment may include tree and shrub planting, railings, curbs, low walls, fences, berms, walkways and amenity areas.
Detailed landscaping plans should be submitted and approved prior to or concurrent with the development permit applications.
The overall site development shall be generally in accordance with the attached illustrative site plan (Appendix I), and the urban design guidelines and criteria established herein, to the satisfaction of the Development Officer, in consultation with the Transportation Department.
Vehicular and bicycle parking shall be developed in accordance with Section 54 of the Zoning Bylaw.
A minimum yard of 6.0 m shall be provided where a Site abuts a public roadway, other than a lane.
A minimum yard of 7.5 m shall be provided where a Site abuts the property line of a site in residential zone.
Vehicular access into the site shall be limited to 157 Avenue.
The number of parking stalls shall not exceed 415.
A solid screen fence, 1.83 m in height, on top of a 1.0 m berm shall be installed along all property lines that abut a Site zoned to allow Single Detached Housing or Semi-detached Housing as a Permitted Use, except for common flanking Front Yard boundaries.
A pedestrian walkway, located along the west property line of Plan 0828915, Block 95, Lot 1 shall be developed to create a linkage for pedestrian circulation moving north and south for the higher density residential lands to access the Transit Terminal.
An access easement agreement is required to provide Plan 6215V, Block 2, Lots 1-3 access from 157 Avenue (through the parking lot of 0828915, Block 95, Lot 1). The access easement agreement shall be completed prior to the issuance of the Development Permit.
A walkway connection/bus-only lane will be developed west of 95 Street, along the 157 Avenue road right-of-way. Use of the bus-only lane will be restricted through the use of a mechanical device imbedded in the roadway to permit access to only Edmonton transit buses and fire trucks, and not other vehicular traffic. The walkway connection shall include a 3m hardsurface walkway with curb ramps, landscaping, and lighting
to the satisfaction of the Development Officer in consultation with the Transportation Department;
No parking, loading, storage, trash collection, outdoor service or display area shall be permitted within a required Yard. Loading, storage and trash collection areas shall be located to the rear or sides of the principal building and shall be screened from view from any adjacent Sites and public roadways in accordance with the provisions of subsection 55.4 of this Bylaw. If the rear or sides of a Site are used for parking, an outdoor service or display area, or both, and abut a Residential Zone, such areas shall be screened in accordance with the provisions of subsection55.4 of this Bylaw.
Loading, storage and trash collection areas shall be oriented and screened from any adjacent sites or public roadways, in accordance with Section 55.4(4) of the Zoning Bylaw.
The design of development shall foster urban safety and incorporate the "Crime Prevention through Environment Design (CPTED)" principles intended to promote a safer physical environment.
Signs shall comply with the regulations found in Schedule 59B. Portable Signs shall not be permitted.
A Comprehensive Sign Design Plan and Schedule, consistent with the overall intent of subsection 59.3 of the Zoning Bylaw, shall be prepared for the development and submitted, with the Development Application, to be approved by the Development Officer.
Movement and brightness of signage shall be designed to minimize light pollution and visual intrusion on surrounding residential properties.
All exterior lighting shall be designed such that all light is contained within the Site, to be indirect from all angles of off site viewing, and not intrude into neighbouring residential area, and to incorporate design elements consistent with the architectural style for the Site.
The Development Officer may grant relaxations to this Direct Control Provision, if in his opinion, such a variance would be in keeping with the general purpose of this District and would not affect the amenities, use and enjoyment of the neighbouring properties.
